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South Norwalk TOD Redevelopment Plan

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South Norwalk TOD Redevelopment Plan CITY OF NORWALK, CT South Norwalk TOD Redevelopment Plan FINAL SEPTEMBER 2016 Prepared for the Norwalk Redevelopment Agency by THE CECIL GROUP • FXM ASSOCIATES ACKNOWLEDGEMENTS PREPARED FOR THE NORWALK REDEVELOPMENT AGENCY Timothy T. Sheehan, Executive Director Susan Sweitzer, Senior Project Manager for Development PREPARED BY The Cecil Group, Inc. Steven G. Cecil AIA ASLA Emily Keys Innes, AICP, LEED AP ND FXM Associates, Inc. Francis X. Mahady Dianne Tsitsos Contents 1. Plan Summary .........................................................................................................................................1 1.1 Definition of the Area as a Redevelopment Area .................................................................................2 1.2 Purpose of the Plan ...........................................................................................................................4 1.3 Statement of Objectives .....................................................................................................................6 1.4 Summary of Implementation Strategy ................................................................................................8 1.5 Consistency with Plan of Conservation and Development .................................................................11 1.6 Summary of Benefits from Improvements ........................................................................................14 2. Summary of Existing Conditions .............................................................................................................17 2.1 Summary of Existing Blighted Conditions .........................................................................................18 2.2 Summary of Existing Market Conditions ...........................................................................................19 2.3 Existing Infrastructure Conditions .....................................................................................................26 3. Land Use Plan ........................................................................................................................................33 3.1 Land Use Plan .................................................................................................................................34 3.2 Zoning Changes ..............................................................................................................................34 3.3 Multi-Modal Circulation and Neighborhood Connections ...................................................................37 4. Implementation Strategy .........................................................................................................................39 4.1 Goals and Strategies ........................................................................................................................40 5. Design Guidelines ..................................................................................................................................45 5.1 Development Plan Review ................................................................................................................46 5.2 Organization of the Design Principles and Guidelines ........................................................................48 5.3 Design Principles for the TOD District ...............................................................................................49 5.4 Design Guidelines for the TOD District ..............................................................................................51 5.5 Lexington Avenue Village District Design Guidelines .........................................................................66 5.6 Public Infrastructure and Connecting Private Infrastructure ..............................................................84 5.7 Glossary of Terms ..........................................................................................................................91 FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 6. Regulations on Development ..................................................................................................................95 6.1 Parcel Regulations ...........................................................................................................................96 6.2 Applicability and Duration ................................................................................................................97 6.3 Property Acquisition Plan .................................................................................................................97 6.4 Plan Approval and Amendments ......................................................................................................98 7. Amendments ....................................................................................................................................... 101 8. Appendices .......................................................................................................................................... 103 8.A. Project Area Boundaries .................................................................................................................... 103 8.A. Parcels within the Redevelopment Area ......................................................................................... 104 8.B. Determination of Blighted Conditions ................................................................................................. 109 8.B.1 Summary ................................................................................................................................... 110 8.B.2 Methodology .............................................................................................................................. 112 8.C. Market Conditions and Redevelopment Feasibility .............................................................................. 127 8.C.1 Social, Economic, and Business Profiles of the South Norwalk TOD District................................. 128 8.C.2 Market Conditions and Redevelopment Feasibility – Rental Housing Market Demand Trends......... 132 8.C.3 Market Conditions and Redevelopment Feasibility – Retail Opportunity/Gap Analysis ................... 138 8.D. Proposed Zoning Changes ................................................................................................................ 145 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 1. PLAN SUMMARY FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN This Redevelopment Plan has been prepared in accordance with Chapter 130, Part I Redevelopment of the General Statutes of Connecticut. The purpose of this Redevelopment Plan meets the identified public need to revitalize the South Norwalk area centered on the South Norwalk Metro-North Railroad Station. The basis for this Redevelopment Plan is the South Norwalk Railroad Station Area Transit Oriented Development Strategy Final Report. This re- port identifies goals and objectives related to transit-oriented development and recommends implementation strategies and action steps to fulfill those goals. The recommended strategies include proposed regulations for private development and public streetscape improvements that will encourage revitalization of the South Norwalk area and enhance neigh- borhood access to rail transit and local businesses. 1.1 Definition of the Area as a Norwalk Redevelopment Agency further finds which may be given by any public body in con- that the existence of these conditions is beyond nection therewith, are public uses and purposes Redevelopment Area remedy and control solely by the regulatory for which public money may be expended and process in the exercise of the police power and the power of eminent domain exercised; and In accordance with Chapter 130 of the Con- cannot be dealt with effectively by the ordinary that the necessity in the public interest for the necticut State Statutes, the Norwalk Redevelop- operations of private enterprises without the provisions of Part I, Chapter 130 of the General ment Agency has determined that there exists a actions herein provided; including the acquisi- Statutes is hereby declared as a matter of legisla- need to designate the South Norwalk TOD Re- tion of property for the purpose of eliminating tive determination. development Area (as delineated on Figure 1-1: substandard, unsanitary, deteriorated, deterio- Project Boundary and described in Appendix rating, slum or blighted conditions thereon or 8.A Project Area Boundaries) an Urban Renewal BOUNDARY preventing recurrence of such conditions in the Area in order to prevent the spread of deterio- area, the removal of structures and improve- The boundary of the South Norwalk TOD ration and to eliminate substandard, insanitary, ment of sites, the disposition of the property for Redevelopment Area (the “Redevelopment and blighted conditions in that area. redevelopment incidental to the foregoing, and Area”) is shown in Figure 1-1 and contains two the exercise of powers by the City of Norwalk To the degree that these conditions exist, they subareas: the TOD District and the Lexington acting by and through the Norwalk Redevel- serve to impair the sound growth and develop- Avenues Neighborhood. The parcels within the opment Agency pursuant to Section 8-124. et ment of the community and retard economic boundary are listed in Appendix 8.A. seq., of the General Statutes, and any assistance development and the provision of housing. The 2 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 1. Plan SUMMARY TOD
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